Fractional investing options include real estate crowdfunding platforms like Arrived and Ark7, or real estate syndications for potentially higher returns.

They are now offering a damage protection plan  and  cancellation insurance with an additional optional fee cost to the guest.

These typically have higher rates and require anywhere from 20-30% down, which is better than the 50% that you mentioned.

I'm in Atlanta, GA which gives me fewer options with that budget unless I go with condos with HOA's that allow rentals, or venture out to towns outside of Atlanta like Macon, GA, Athens, Lagrange etc...

Looking at all the options on Zillow Rentals it seems like there's a lot of places falling apart and landlords want their tenants to pay for everything (no washer/dryer included, lawn care not included, first $100 of any maintenance requests, etc).   

I typically look for properties to flip but I am talking to an off market seller that seems like a good buy and hold opportunity but I have no idea how to run the numbers for rentals. 

Do cash buyers typically shy away from investing in 55+ communities or is this not a barrier? 

Or connect people with financing options?

Here are highlights of the program right from their website:Program Benefits-A 30-year fixed interest rate mortgage loan, several rates and loan options available-Down payment assistance (DPA) 3% to 5% of the loan amount-You do not have to be a first-time homebuyer-DPA provided as a grant (never needs to be repaid) or 3-year deferred forgivable second lien loan-Available statewide through a network of participating lenders.

Yes, there are different options to what you can refinance a hard money loan into.